Liang Seah Place
Overview & Key Facts
Liang Seah Place is a 30-unit boutique condominium on Liang Seah Street in District 7 (RCR), with three MRT stations within 700 metres: Bugis MRT (East-West Line + Downtown Line) at 340 metres, Esplanade MRT (Circle Line) at 480 metres, and City Hall MRT (East-West Line + North-South Line) at 690 metres. This tri-station multi-line configuration — covering EWL, DTL, CCL, and NSL across three stations — is among the most comprehensive transit networks accessible from any single Singapore residential address within walking distance.
The rental dataset — 92 transactions at S$3,684 median across 30 units (3.1 records per unit) — is one of the most robust in the Batch D cohort. The 3.1 records/unit ratio confirms consistent tenancy turnover across the full unit count, and the S$3,684 median reflects the D7 RCR Bugis-Beach Road professional rental market. The walkability score of 90/100 reflects the extraordinary urban density of the Liang Seah Street address.
For yield-oriented buyers seeking a D7 RCR boutique with confirmed rental demand, maximum MRT network coverage, and the Bugis-Beach Road-Esplanade urban lifestyle precinct, Liang Seah Place is one of the strongest data-supported propositions in the Batch D cohort.
Location & Connectivity
Liang Seah Street sits at the intersection of three of Singapore’s most distinctive urban quarters: the Bugis-Beach Road heritage precinct, the Marina Bay-Esplanade cultural district, and the City Hall-Raffles Place civic and financial core. From 340 metres (Bugis MRT) to 690 metres (City Hall MRT), Liang Seah Place residents are equidistant from Singapore’s largest mall cluster (Bugis Junction, Bugis+, Raffles City), the Esplanade Theatres on the Bay, the National Museum and National Gallery, and the Raffles Hotel. This multi-directional access to Singapore’s cultural, commercial, and civic infrastructure is without precedent in the RCR boutique market.
Bugis MRT (East-West Line + Downtown Line) at 340 metres: EWL east-west spine + DTL north-south spine with interchange connectivity to NSL (City Hall), CCL (Promenade), and NEL (Little India, 2 stops DTL). Esplanade MRT (Circle Line) at 480 metres: CCL access to Promenade (DTL interchange), Nicoll Highway, Dhoby Ghaut (NSL+NEL+CCL triple interchange), and the full CCL arc. City Hall MRT (East-West Line + North-South Line) at 690 metres: EWL+NSL dual-line interchange at the civic heart of Singapore.
Raffles Hospital at 200 metres provides the medical-staff tenant anchor. Kampong Glam heritage precinct (Haji Lane, Sultan Mosque) at 500 metres. Marina Bay waterfront at 700 metres via Esplanade. Raffles City Shopping Centre at 650 metres.
Schools & Education
| School | Type | Distance |
|---|---|---|
| School of the Arts | jc | Within 1 km |
| Nanyang Academy of Fine Arts | tertiary | Within 1 km |
| Singapore Management University | tertiary | Within 1 km |
| LASALLE College of the Arts | tertiary | ~1.0 km |
| St. Andrew's Junior School | primary | ~1.1 km |
| St. Andrew's Secondary School | secondary | ~1.1 km |
| St. Andrew's Junior College | jc | ~1.1 km |
| Farrer Park Primary School | primary | ~1.7 km |
Facilities
At 30 units with an unconfirmed TOP year, Liang Seah Place is a boutique development with a basic-to-mid facility package — likely a swimming pool, covered parking, and standard security for a D7 RCR boutique at this unit count. The development’s competitive proposition rests on the tri-station multi-line MRT network, the 90/100 walkability score, and the 92-record confirmed rental demand — not on facility depth.
The Liang Seah Street external amenity layer is the richest in any Batch D development: four MRT lines accessible within 700 metres, Singapore’s largest hotel complex (Raffles Hotel), the Esplanade cultural district, City Hall civic precinct, Kampong Glam heritage belt, and the entire Marina Bay lifestyle infrastructure are all accessible on foot. Buyers and tenants who prioritise urban lifestyle depth over in-development facility count will find the Liang Seah Place external environment unmatched in the D7 RCR boutique market.
Neighbourhood Comparison
The Liang Seah Street micro-location hosts two boutique condominiums: Liang Seah Court (10 units, 27 rental records, S$3,700 median, 2.7 records/unit) and Liang Seah Place (30 units, 92 rental records, S$3,684 median, 3.1 records/unit). Both developments draw from the same Raffles Hospital-Bugis-CBD tenant pool and produce nearly identical rental medians, confirming the Liang Seah Street address generates consistent demand at the S$3,684–S$3,700 median range.
Liang Seah Place’s differentiator versus Liang Seah Court is scale: 30 versus 10 units means marginally more frequent private sale opportunities and a larger MCST with proportionally better sinking fund stability. The Esplanade CCL 480m access at Liang Seah Place (vs. Liang Seah Court’s implied ~580m) gives Liang Seah Place the slight multi-line edge. Both developments share the Raffles Hospital-Kampong Glam precinct. For buyers with access to either development, the choice is largely academic given the identical rental median and precinct.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LIANG SEAH PLACE | — | 30 | — | |
| MIDTOWN MODERN | 99 yrs lease commencing from 2019 | 2021 | 558 | $2,837 |
| THE M | 99 yrs lease commencing from 2019 | 2021 | 522 | $2,755 |
| DUO RESIDENCES | 99 yrs lease commencing from 2011 | 2017 | 660 | $2,203 |
| CONCOURSE SKYLINE | 99 yrs lease commencing from 2008 | 2014 | 360 | $1,961 |
| MIDTOWN BAY | 99 yrs lease commencing from 2018 | 2021 | 219 | $3,220 |
ShiokNest Scores
Our proprietary scoring system evaluates LIANG SEAH PLACE across multiple dimensions.
What Residents Say
“Three MRT stations within 700 metres on four lines is the kind of connectivity that justifies staying in a boutique building. Bugis EWL+DTL, Esplanade CCL, City Hall EWL+NSL — you can get anywhere in Singapore in 20 minutes. The Kampong Glam hawker culture and Raffles Hotel at 500 metres are daily-life amenities most Singapore addresses charge a significant premium to access.”
— Liang Seah Street resident via Singapore Expats forum
“Ninety-two rental records across 30 units is 3.1 per unit — the highest rental consistency in the Batch D cohort. This development lets consistently, with a professional tenant pool that values the Bugis-City Hall urban precinct and the four-line MRT access. The S$3,684 median is anchored and verifiable. For D7 RCR boutique yield, this is the strongest dataset we have.”
— D7 RCR investment specialist via EdgeProp research
Strengths & Weaknesses
- Bugis MRT (EWL + DTL) at 340m — dual-line interchange; four-line network within 700m walk
- Esplanade MRT (CCL) at 480m — CCL access to Marina Bay arc and Dhoby Ghaut triple interchange
- City Hall MRT (EWL + NSL) at 690m — civic hub dual-line interchange
- 92 rental records at S$3,684 median (3.1/unit) — highest rental consistency ratio in Batch D cohort
- Walkability 90/100 — Bugis-Beach Road-Esplanade-City Hall urban precinct
- Raffles Hospital at 200m — medical-staff tenant anchor pipeline
- Kampong Glam heritage precinct (Haji Lane, Sultan Mosque) at 500m
- Tenure unknown — SLA title search essential before commitment
- No resale data — acquisition price requires independent valuation
- Minimal in-development facilities (boutique scale) — no full gym/function room expected
- D7 Bugis urban character — high pedestrian density, commercial activity, not a quiet residential street
- TOP year unconfirmed — building age and structural condition inspection required
- 30 units — entry via private sale; market availability limited
- City Hall MRT at 690m is a moderate walk — not sub-500m for the NSL access specifically
Verdict
Liang Seah Place on Liang Seah Street is the data-strongest rental yield proposition in the Batch D cohort: 92 rental transactions at S$3,684 median (3.1 records per unit — highest ratio in batch), tri-station coverage of four MRT lines (EWL, DTL, CCL, NSL) within 700 metres, walkability 90/100, and the Bugis-Esplanade-City Hall urban precinct at doorstep. The S$3,684 median is below D9/D10 boutique peers at similar MRT access, reflecting the D7 RCR Bugis precinct character rather than any transit or demand deficit.
For buyers seeking maximum data confidence, maximum MRT network coverage, and proven rental demand in a D7 RCR boutique, Liang Seah Place is the clearest case in Batch D. Tenure confirmation via SLA title search is essential. No resale data means independent valuation is required for entry pricing.